11272 E Applehill Rd · Prairie Grove, AR 72753

$100,000

4 bd · 1.0 ba · 2,118 sqft · SingleFamily · 1 Days on market

Built 1994 Poor condition 1.88 ac lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Great potential in this property on bypass and a nice residential house. Agent owned

Key facts

• 1.88 acre lot
• Parking
• Built 1994

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $819 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 16.1% vs local median 3.7% in Prairie Grove — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#99 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Prairie Grove School District (town): math 43% / reading 39% proficiency, ranked #50 of 238 in AR (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 283 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• This rent runs 32% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washington County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.91% ✓
• Cap rate: 16.12%
• Cash-on-cash: 35.11%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $400,302
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11272 E Applehill Rd	0.00mi	4/1.0	2,118 (0%)	1mo	$100,000	$47	99
605 Chamberlain Rd	0.67mi	4/2.0	2,095 (-1%)	0mo	$380,000	$181	63
606 Hindman Dr	0.51mi	4/2.5	2,168 (+2%)	8mo	$415,000	$191	60
607 Chamberlain	0.66mi	4/2.0	2,162 (+2%)	12mo	$440,000	$204	52
11185 E Applehill Rd	0.17mi	3/2.0 (-1)	1,821 (-14%)	17mo	$250,000	$137	46
807 Sedgwick Dr	0.72mi	4/2.0	1,941 (-8%)	6mo	$380,000	$196	44
901 Sedgwick Dr	0.65mi	4/2.5	1,931 (-9%)	11mo	$369,000	$191	40
809 Sedgwick Dr	0.71mi	4/2.0	1,929 (-9%)	11mo	$330,000	$171	39
815 Custer St	0.66mi	3/2.0 (-1)	1,804 (-15%)	2mo	$334,000	$185	34
611 Chamberlain Rd	0.65mi	3/2.5 (-1)	2,299 (+8%)	15mo	$450,000	$196	32
805 Sedgwick Dr	0.74mi	3/2.0 (-1)	1,889 (-11%)	8mo	$357,500	$189	32
613 Chamberlain Rd	0.65mi	4/2.0	1,900 (-10%)	22mo	$360,000	$189	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 2.29×
• Total profit: $36,002
• Equity at exit: $14,910

10-year hold

• IRR: 37.9%
• Equity multiple: 4.52×
• Total profit: $98,653
• Equity at exit: $8,646

Cash invested: $28,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 72753

• Home prices YoY: -15.1%
• Active inventory: 283
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,912 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $819

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 52%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1032 PEBBLE Dr Prairie Grove, AR	3.0	2.0	1637	$1,825	$1.11	14d	1	1.29mi
1071 Emerald St Prairie Grove, AR	3.0	2.0	1589	$1,800	$1.13	14d	1	1.31mi
681 Kendra St Prairie Grove, AR	4.0	2.0	1550	$1,695	$1.09	14d	1	1.37mi

Listing history 6 events

1. 2026-04-17
   status Pending
2. 2026-04-15
   listed $100,000 Active
3. 2022-12-03
   price $319,900
4. 2022-12-03
   price $219,900
5. 2022-10-18
   price $229,900
6. 2022-10-18
   price $329,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,941
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$2,909
• Taxable income: $8,760
• Est. tax owed @ 24.0%: −$2,102
• After-tax cash flow: $7,728/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive work, including landscaping and building a house, to become livable and marketable.

Repairs flagged

• Major Grassy area — Uneven ground and overgrown grass
• Major Foundation/structure — No visible structures

Value-add opportunities

• Both Landscaping and grading — Improves curb appeal and functionality
• Both Building a house — Creates a livable space

Renovation cost estimate screening

Repair item	Severity	Est. cost
Grassy area · Uneven ground and overgrown grass	Major	$15,000–50,000
Foundation/structure · No visible structures	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping and grading — Improves curb appeal and functionality ↑
• Both Building a house — Creates a livable space ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Prairie Grove School District
• NCES district ID: 0511760
• Math proficiency: 43% ▼ -13.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $55,896
• Composite: 35.91/100
• National rank: #4808
• State rank: #50 of 238 in AR

Livability — Prairie Grove

• Score: 67/100
• State rank: #99
• US rank: #10475

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prairie Grove, AR
• County: Washington County · 252,056 people
• City population: 10,744
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 10,744
• Household income: $70,985
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 94.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 271,748 people
• By 2030: 296,414 · +9.1%
• By 2040: 346,874 · +27.6%
• By 2050: 398,552 · +46.7%
• By 2075: 523,309 · +92.6%
• By 2100: 615,280 · +126.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 20% Hispanic / Latino 5% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Portuguese 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Washington

• 2024 margin: Lean R (+6.7) · D 45.1% · R 51.7% · Other 3.2%
• 2008→2024 swing: +6.4pp toward D · 2008: -13.1pp · 2024: -6.7pp
• All cycles: 2024: R+6.7 2020: R+3.9 2016: R+10.4 2012: R+16.3 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.17%
• Current HPI: 326.3868
• Rent YoY: —
• Metro: Fayetteville-Springdale-Rogers, AR
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

-69.7% since first listed

6 events — show timeline

• 2026-04-17 Pending — NWARMLS
• 2026-04-15 Listed $100,000 NWARMLS
• 2022-12-03 Price Changed $319,900 NWARMLS
• 2022-12-03 Price Changed $219,900 NWARMLS
• 2022-10-18 Price Changed $229,900 NWARMLS
• 2022-10-18 Price Changed $329,900 NWARMLS